If the cosigner/guarantor owns real estate for example, any unpaid judgement will become a lien on that property and raise the odds significantly for eventually getting paid.If the cosigner/guarantor doesn't have assets like real estate to go after all they are offering you is a promise and last I checked you can't cash a promise!

if so that many times is the sign of a fake lender trying to scam you

Letting contractors in, checking work out, doing something myself when the person who promised to do it doesn't show up.it sounds like you've ruled in-state out but why not un-rule it out and pick a market you don't have to fly to?  

I'm not the one to promise anything as I am not one of the very talented producers at BP, but please submit your info through the link biggerpockets.com/guest and we keep inquiries on file for the future too!

Explanation was the agent promise the owner he'll get $180K as long as he doesn't care how much it's advertised for.

Not sure what your job is but of all the benefits you listed, I'd be the most skeptical about the promise of a pension.

If the numbers do not look promising, they will not lend and that tells you something was not figured correctly. 

BP is good at filtering out the fake lenders.. one little post and you get to have the assurance your dealing with a real and reputable lender.

The contractor who put in the floors is not following up on phone calls or promises to review the work he did and see if something was done wrong.

The mistake you are making with your conclusion is assuming there is a "good list".There isn't.Many people will promise you that cold calling texting and postcards/mailers is the way to do this, but I challenge you to stand on your own 2 feet and think on your own.